HomeMy WebLinkAbout283735_1_Corrections.docxRESIDENTIAL PLAN CHECK
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
101109313
PROJECT ADDRESS:
528 N Eastwood Ave Unit# 2
PLAN CHECK ENGINEER:
Huang, GaryTEL:714
647-5862
EMAIL:
Ghuang@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/1/2022
INITIAL REVIEW
2/17/2022
EXPIRATION
7/31/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Trang Ho
3.
TEL:
(714)213-1608
FAX:
VALUATION: $50,000.00
EMAIL:
onetrang10@gmail.com
FLOOD ZONE: X-0602320276J
GUIDELINES:
Comments contained within this report reflect only those of the Building and Safety Division. Additional comments or corrective action may be required by other Departments and/or outside Agencies
This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2019 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES)
The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws
All listed plan review comments must be adequately addressed before a building permit can be issued
Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.
Please see correction on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plan check fees.
PLAN REVIEW COMMENTS:
Applicant shall address all the checked‘☒’ correction comments below before resubmitting plans to Building Safety for recheck.
☒1. The applicant shall obtain clearances/approvals for the following, prior to building permit issuance:
☒Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process.
☐Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
☒Police Department approval on the corrected/final set of drawings (647-5840).
☒Public Works Agency approval (647-5039).
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☒School District Approval; and a copy of the school fee worksheet, completed by the plan check engineer, shall be required by the School District to verify the scope of the work.
☐Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).
☐2. This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
☐3. Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
☐4. Provide a project description with a complete and detailed scope of work on the cover sheet of the plans.
☒5. Note on plan: All concealed work installed without permits must be exposed for inspection to the satisfaction of the Building Inspector. This includes methods of attachment and all footings, structural members, mechanical, electrical, plumbing and insulation.
☐6. Provide the following design data on the first sheet (R106.1.1)
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☐Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☐Floor area per occupancy group, including the existing structure(s)
☐Construction shall comply with the 2019 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
☒7. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
☐8. Add note on the coversheet: Minimum ________(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
☐9. Provide a complete plot plan showing – (R106.2)
☐Location and size of all structures on the lot.
☐Identify all property lines and easements, streets, etc.
☐Show north arrow.
☐Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
☐Distances (setbacks) between buildings and property lines.
☐10. Complete the Grading exemption checklist and reproduced onto the plan.If answering “NO” to any of the questions, a grading plan and a grading permit shall be required.
☐11. Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Plan(s) shall be stamped, signed and dated by a California registered civil engineer
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
Drainage slopes and flow patterns
Drainage system such as swales, french drains, water collection and disposal system, etc.
Drainage plan shall indicate how the site grading or drainage system will manage all surface water flows to be diverted away from buildings and adjoining property lines, in accordance with all applicable codes
The grade shall fall not fewer than 6 inches within the first 10 feet from the foundation wall. Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains, or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces within 10 feet of the building foundation shall be sloped not less than 2 percent away from the building. (R401.3 CRC)
☒12. Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Exterior walls located less than 5-ft from a property line shall be of one hour construction.
Exterior walls located less than 3-ft from a property line – No opening shall be provided.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted.
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance.
☐13. Exterior walls with Automatic Residential Fire Sprinkler – (Table R302.1(2))
Exterior walls located less than 3-ft from a property line shall be of one-hour construction.
No opening is permitted when wall located lest than 3-ft from the property line.
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 3-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance.
☐14. Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2. (R302.4)
☐15. Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
☐16. Walls separating dwelling units (main house and new ADU) shall be minimum 1-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide details on the plans. (R302.3 CRC)
☐17. Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans.
☒18. Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.
☐19. Floor/ceiling assemblies separating dwelling units shall have both an STC and an IIC rating of at least 50. Provide details on plans and provide verification of tested assemblies to achieve the required STC and IIC ratings of 50.
☐20. Dwelling/garage separation –
☐Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
☐Where automatic residential fire sprinkler systems are provided in residence and the private garage – doors need only be self-closing and self-latching. (R302.5.1 Exc.)
☐Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
☐Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
☐Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6)
☐21. Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)
☐22. Light and ventilation – (R303)
☐Provide glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.).
☐Any room may be considered as portion of an adjoining room when one-half of the area of the common wall is open and unobstructed; provides a minimum opening = 0.10 x the interior room floor area or 25 sq. ft., whichever is greater. (R303.2)
☐Bathroom, water closet compartment, and other similar rooms: (R303.3)
Shall be provided with aggregate glazing area in windows (minimum 3 sq. ft.) with one-half openable.
Glazing areas are not required where artificial lighting and mechanical ventilation system are provided – must be exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 25 cubic feet per minute for continuous ventilation).
☐23. Room dimensions –
☐Provide minimum floor area = 70 sq. ft., minimum dimension in any direction = 7-ft. (R304)
☐Specify on the plans 7-ft ceiling height for habitable space, hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1)
☐24. Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F (20°C) at a point 3 feet (914 mm) above the floor and 2 feet from exterior walls in habitable rooms at the design temperature. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.9)
☐25. Show/provide safety glass in hazardous locations (R308) –
☐Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
☐Glazing within 24” of door and those bottom edge is less than 60”.
☐Glazing with exposed area more than 9 sq. ft with bottom edge is located less than 18” above the walking surface and top edge is located more than 36” above the floor.
☐Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
☐Glazing in railings
☐Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 60” above the floor.
☐Site built windows shall comply with Section 2404 CBC.
☐26. Emergency escape and rescue openings – (R310)
☐Provide emergency escape from basements, habitable attics and every sleeping room. (R310.1)
☐The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R310.1)
☐Window fall protection: Window fall protection shall be required when window sill located less than 24” above the finished floor of the room in which the window is located. (R312.2)
☒27. Means of egress / Doors – (R311)
☐All dwellings shall provide with a means of egress. The means of egress shall provide a continuous and unobstructed path. Provide minimum one side-hinged door with minimum clear width of 32 inches and 78 inches clear height (3’-0” x 6’-8” door).
☒On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel.
☒Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold.
☐28. Please provide minimum 36” clear access throughout the building (hallway). (R311.6)
☐29. Stairways (R311.7) –
☐Show minimum 36” clear width.
☐Provide/show 6’-8” clearly headroom above the stairway.
☐Show the dimension of rise and run of stairways on plans. Show 7.75" (203mm) maximum rise and 10" (229mm) minimum run with nosing of ¾” minimum and 1 ¼” maximum.
☐Provide minimum 36” landing at top and bottom of stairway. (R311.7.6)
☐Winder tread – 6" minimum run at narrower side; 10" minimum run at the walk line (the walk line is measured 12” from the narrower side). (R311.7.5.2.1)
☐30. Handrails –
☐Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. (R311.7.8)
☐Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
☐Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1)
Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3)
☐Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2)
☐31. Guardrails – (R312)
☐Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
☐Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
☐Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through.
☐32. Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. (R314)
☐33. Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R315)
☐34. Protection wood against decay shall comply with section R317.
☐35. Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
☐36. Balconies, decks and exterior stairway exposed to weather and sealed underneath shall be waterproofed and sloped a minimum of ¼” unit vertical in 12 units horizontal (2%) for drainage. Specify manufacturer and ICC report number of waterproofing on the plan.
☐37. Fireplace and chimneys –
☐On the plan, please specify manufacturer’s name, ICC report number for the fireplace. Reminder – wood-burning fireplace is not allowed per AQMD.
☐All chimneys shall terminate 24" (610mm) minimum above the highest part of the roof within 10-ft. (3048mm); in addition, factory-built chimneys shall comply with the manufacturer's listing; whichever is greater. Show on plan, spark arrester.
☐38. Veneer –
On the plan, please specify manufacturer’s name, and ICC report number of the veneer.
Provide detail attachment of veneer.
☐39. Attic access and Ventilations –
☐Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
☐Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1)
☐40. Under-floor access and ventilation
☐Provide accesses to all under-floor spaces. On the plan, show locations of under-floor accesses – Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4)
☐Show on the plans – under-floor vent locations, type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1)
☐41. Roofing requirements – (R902.1)
☐A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
☐Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12.
☐Cool roof is required. On the plan, specify CRRC #.
☐42. Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
☐1. Provide documentation to demonstrate compliance with the California Energy Code.
☐2. Climate zone 8 is used.
☐3. Compliance forms with signatures must be provided on plans.
☐4. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).
☐5. New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o))
☐6. Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
☐7. On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
☐8. Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1))
CalGreen Plan Review Comments:
☐1. Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1.
☐2. Plumbing fixtures flow rate limitation
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.
Structural Plan Review Comments:
☐1. Soil Report: A soil reported is required for proposed detached structure exceeding 750 sq.ft. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2016 CBC. (R401.4 CRC)
☐ 2. The foundation plan should be reviewed and approved by the Geotechnical Engineer. (1803)
☐3. Show braced walls in compliance with Section R602.10; otherwise, engineer design is required.
☐4. Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
☐5. Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = ___ psi (min)), steel reinforcement, special inspection requirements, etc.))
☒6. Provide roof and floor sheathing specification.
☐7. Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
☐8. Concrete slab: Minimum 4” thick, reinforced with #4 bars at 18” on center, each way. Concrete slab shall be provided with moisture barrier.
☐9. Existing garage converted into ADU (habitable space):
☐Provide ceiling framing plan to show supporting of new ceiling drywall. Additional ceiling joists may be required. Provide details and clearly cross-reference detail onto the plan. ☐Provide/show lateral support for the proposed ADU.
☐Provide construction details for the infilled wall at the existing garage door opening. Show attachment at top and bottom of wall. Provide concrete curb (stem wall) at existing door opening.
☐Provide moisture barrier for the existing concrete slab. If surface product is used, provide ICC or UL listing☒Additional Review Comment:
Sheet A1:
Please show address number for (E) unit 1 and (E) unit 2
update title block typical on all sheets
Show shite drainage plan to ensure drain away from the structure
Site drainage plan shall be review/sign/stamp by registered professional engineer
Provide projected eave to property line distance
One hour rated wall required for exterior walls less than 5’-0” from property line
Sheet S1:
Provide roof diaphragm nailing requirement
Show/provide landing slab thickness
Provide corrected detail reference
Sheet SD1:
Detail 3: specify minimum compaction requirement
Detail 4: provide shot pin shank diameter and embedment
Detail 5: provide minimum 2 top and bottom rebar
Sheet SD2:
Detail 1: provide size of blocking
Red marked comment set is available to pick-up at the City Hall. (End of Comment)